Posted by Phil Pelletier on May 20, 2003 at 19:27:15:
When I have had the privildge of coaching new people who are considering this business on a part-time basis, I tell them to look EXCLUSIVELY for the situation you find yourself in. Unoccupied home, for sale by owner.
Your seller has probably been the Broker route and paid 3-6 months of ground rent while that effort ran itself into the ground (to no avail, of course). Now, he is REALLY motivated to sell the place.
The 20th day of the month seems to raise the blood pressure of all those facing a rent payment on an unoccupied home. A GREAT time to call and inquire.
Remember, the first price they say is always a joke. But don’t laugh, just say “It must be a really nice place inside. How do I get a look inside so that I can make you a wholesale offer?”
That has the potential of being a good place to purchase for your first deal. After a while you can tackle silliness like I am trying to pull off:
Seller of a 1990, 28X56 3/2 lived in the place while he built his dream home. Now, he wants the mobhilehome off his land, but lost all his paperwork. The County it will be moved to (mine) wants the title number to approve my plot drawing, but since the home is currently deeded to the land inn another county as Real Property, title to the home does not really exist. Breakdown crew will not break the home down because no one can show clear title. Seller will spend the day at DMV and his County Planning for his moving permit (after he has retitled it as a vehicle, of course). Then I will spend some time at my county Planning office after the home is finally retitled in the middleman’s name, then sold to me with a clear title.
The interesting thing about taking on a project like this is the deeper you go back into the origin of a home, the cheaper you can get it. If I tried to buy a 1990 28X56 3/2 located in a park, I would be looking at about $10,000 from the average seller. Here, the home bill will be about $3,000 (park owner will be paying for the actual moving expenses). I do have to admit that it will be MUCH more painful to bring home to papa, though.
If there is a difficult way to lose money, I can find it. Just give me time.
Phil Pelletier